Big Peach Express Car
New
For Sale
$1,975,000
3555 Highway 81 E McDonough GA 3025, McDonough, GA 30252
Operating express tunnel facility positioned along Highway 81 near established neighborhood retail.
Property Size4,297 SF
Days on Market3
Property Features for 3555 Highway 81 E McDonough GA 3025
General Information
Standard status
Active
Size
4,297 SF
Property subtype
Special Purpose
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Building Details
Building Size
4,297 SF
Year Built
2023
Listing Agency:
(214) 491-7700
Listed By:
Collin Boyd · License #TX LIC #770057
(214) 491-7700
Source:
Alphare
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 11:35PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Collin Boyd
Investment Insights
Based on property information with market context.
The Big Peach car wash is an operating express tunnel facility developed as a purpose-built site. Constructed in 2023, the property includes an established operating infrastructure supporting its current use as a car wash business.
The facility is located along Highway 81 E in McDonough, within Henry County’s expanding commercial and residential corridor. It sits across from the Ola Crossroads retail center and near Publix-anchored neighborhood retail. The business interest is available individually or within a nine-site portfolio.
The facility is located along Highway 81 E in McDonough, within Henry County’s expanding commercial and residential corridor. It sits across from the Ola Crossroads retail center and near Publix-anchored neighborhood retail. The business interest is available individually or within a nine-site portfolio.
Key Highlights
- Operating express tunnel car wash business
- Purpose‑built facility constructed in 2023
- Located along Highway 81 E in McDonough
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$69,055
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,381,100
$1.4M
Cap Rate 7%
$986,500
$986.5K
Cap Rate 9%
$767,278
$767.3K
Market Conditions
NOI Build-Up for 4,297 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$99.0K $23.04/SF
− Vacancy
−$6.9K −$1.61/SF
EGI
$92.1K $21.43/SF
− OpEx
−$23.0K −$5.36/SF
NOI
$69.1K $16.07/SF
Area
Henry County, GA
Vacancy
7.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,381,100
Cap Rate 7%
$986,500
Cap Rate 9%
$767,278
Alternative Uses
Best Use
Specialty Retail
$986.5K
$863.2K – $1.15M
NOI $69,055 @ 7.0% cap · market cap 3.50%
Second Best
Retail
$863.4K
$755.5K – $1.01M
NOI $60,439 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,082 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 30252, GA
49,702
Population
16,400
Households
3
Avg Household Size
38
Median Age
30%
College-Educated
95%
High-School Grad
94.1 sq mi
ZIP Area
528
Density / Sq Mi
$97,339
Median Household Income
$48,850
Median Earnings
$1,819
Median Rent
$326,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Operating express tunnel facility positioned along Highway 81 near established neighborhood retail.
Where is this car wash located?
The property is located at 3555 Highway 81 E McDonough GA 3025 McDonough, GA.
What is the asking price?
The asking price for this property is $1,975,000.
What are key features of this property?
This property features: Operating express tunnel car wash business; Purpose‑built facility constructed in 2023; Located along Highway 81 E in McDonough
